JACKSON HOLE AREA | GEOGRAPHIC ORIENTATION
In comparing different areas and neighborhoods in the greater Jackson Hole area, the first thing to understand is that there are no “good areas” and “bad areas”. There is virtually no crime anywhere, and homes are relatively expensive wherever you look, so the real decision is finding an area with the characteristics that are right for the individual buyer. This having been said, the following are some general observations which could be helpful in thinking through an investment decision. The general order is starting north of town, proceeding south into town and then west towards Wilson, and ending on the Moose-Wilson Road and Teton Village. The criterion for inclusion is anywhere where you could comfortably drive into the town of Jackson for dinner and back.
North of Town – This area stretches from the Jackson Hole Golf & Tennis Club to neighborhoods north of the airport on the Snake River. Also included geographically are the areas around Kelly, which is seven miles east of the airport, and Moose and Moran in Grand Teton National Park. Much of the area is characterized by homes built on sage prairies or grasslands, creating the best Teton and Gros Ventre mountain views in the valley. There are also several upscale neighborhoods (Solitude, Owl Creek, Meadow Road) located in a pine forest down from the bench and towards the river. Other than the club and Dornan’s, an inholding in Grand Teton National Park, there are no restaurants or retail outlets until you get to town, approximately 10 miles south of the airport, a fact viewed as a positive by some and a negative by others. This area is also the closest to the main gate of Grand Teton National Park and the road to Yellowstone, and the furthest to the ski slopes at Teton Village. Prices for the same quality homes are generally lower than on the West Bank, with attractive homes available starting around $2.5 million and condominiums starting at $1.0 million.
Town of Jackson – Unlike many small towns, the town core in Jackson is a vibrant area and the center of restaurants, retail, theater, and galleries in Teton County, plus the home of Snow King Mountain, the “town hill” for skiing, hiking and biking. Residential property in town can best be described as eclectic, with a wide variety of housing types ranging from trailer parks to new homes. In the past several years, there has been considerable demolition of older buildings replaced by contemporary single family homes and luxury townhomes, with prices beginning at about $2.5 million.
South of Town – The area stretching south from Albertson’s to the Snake River bridge going towards Hoback Junction is that part of the county with the most traditional suburban neighborhood developments such as Cottonwood, Rafter J, Melody Ranch, Indian Trails, along with two golf communities, 3 Creek Ranch and the Snake River Sporting Club. Other than these two golf communities, the great majority of the homes in these neighborhoods are owned by full time residents. Going south on Highway 89, there are several neighborhoods such as Game Creek in areas with relatively rugged terrain on unpaved roads, featuring larger lots and beautiful mountain views. Much of the valley’s horse property is located south of town.
East Gros Ventre Butte – Sited on the top of a butte only a half mile or so north of Albertson’s, East Gros Ventre Butte offers a wide variety of lodging types and amenities including two hotels, a restaurant, a swim/tennis area, horseback riding, and a shuttle to town and the Village. The butte is anchored by Spring Creek Ranch, with a variety of condominiums and single-family homes available for rental, most with expansive views west towards the Tetons. Amangani and Hotel Yellowstone, both considered to be among the finest hotels in the valley, are also located on the butte, where Amangani has a number of striking contemporary homes on its property. Homes range from $5 million to $18 million or so, with condominiums starting at $1.5 million.
Highway 22 Between Town and the Snake River – Heading from Albertson’s west towards the Snake River, there are several neighborhoods (Skyline Ranch, Bar Y, Gros Ventre West, Indian Springs Ranch, and Gros Ventre North) built on buttes to the south and north of the road. These neighborhoods feature wonderful views and a location close to both the town of Jackson and Teton Village. Ownership includes a mix of both permanent residences and vacation homes. Skyline Ranch, Bar Y, and Gros Ventre West are fairly reasonably priced, with homes between $3 and $10 million, while properties in Indian Springs Ranch and Gros Ventre North, both gated communities with significantly larger lots, range from $8 million to $20 million and more.
Wilson – Located at the base of Teton Pass, Wilson is a little village unto itself, with restaurants, a market, gas station, hardware store, post office, and a few other shops. Originally settled at about the same time as the town of Jackson, Wilson has a wide variety of housing options, from funky little cabins to new homes. Prices vary radically, but the majority of homes range between $3 million and $8 million.
Fall Creek Road – Fall Creek Road runs south out of Wilson, paralleling the Tetons to the west and the Snake River to the east. There are several neighborhoods along Fall Creek Road: Pine Meadow on the east and Heck of a Hill, Indian Paintbrush, Crescent H, Rivermeadows, Butler Creek, and Red Top, all built into the foothills of the Tetons, on the west. There are also numerous large private tracts on both sides of the road. Pine Meadow, located on a former flood plain, is characterized by beautifully variegated vegetation, five plus acre lots, and sweeping views, with homes ranging from $5 million up. Of the other neighborhoods, Heck of a Hill, Indian Paintbrush, Rivermeadows, Butler Creek, and Red Top offer a variety of reasonably priced homes in the $2 million to $6 million range, while Crescent H, built around a 90 year old guest ranch, is considerably more expensive, with homes ranging from $6 million to over $30 million for estate lots.
Moose-Wilson Road –Sometimes referred to as the West Bank, this area has some older side streets with a few updated properties, and the Aspens, a neighborhood of condominiums and homes with a commercial hub offering a grocery/liquor store, bank, café, and athletic club, plus a few shops. The rest of the West Bank is generally characterized by up end neighborhoods, ranging from Stilson Ranch and Willowbrook in the $4.5 to $8 million range, through Teton Pines, with cluster homes around $5 to $7 million and single family homes from $8.5 to $13 million, and on to Tucker Ranch, Wilderness Ranch, and John Dodge, where homes on large lots go from $7 million to as much as you want to pay.
Teton Village – While always the best place to have a home for the serious ski set, the Village is recognized as a wonderful summertime location as well, with activities at Jackson Hole Mountain Resort, its proximity to the rear gate to Grand Teton National Park, the Grand Teton Music Festival at Walk Hall, and a variety of good restaurants and spas. Single family homes in the older, south portion of the Village typically start around $6 million, while homes in the newer Granite Ridge section regularly sell in the $7 million to $20 million range and higher. Condominiums range from under $2 million for older units, condohotels for under $1 million to $2 million, and up to $5 million and more for Four Seasons units. Shooting Star cabins range from $11 million for three bedrooms to over $20 million for large custom homes.
